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The "kitchen magically appears later" trick is well-known in other places I have lived; inspectors there are really good at noticing the extra plumbing/electrical stub-outs.
If I were homesteading, I'd figure out where the "garden" goes, and build a screened-in gazebo there. Then again, I've heard stories about people forced to rip out their "yard structures" before can get final, despite what the codes say about "minimum square footage", "height requirements" and "fully-enclosed" (a small gazebo should be totally exempt, but as has been point out, this is Puna...)
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One of the things that appeals to me about this plan is that all the utilities would accessable from below since the upper floor would be wood framed, easy to change, re arrange, move, etc. And since it would initially be built as a primary residence, the kitchen would have to be plumbed for/ installed, later it would be removed when it was re designated a guest house. Of course after that I guess it could magically reappear.
Rob, since this is a one acre ag lot, I believe that a "guest house" is allowed, anyway thats what a zoning official told me recently. (this person said 500 sq. ft. is the max) I think ag zoning changes when the lot is larger than one acre, maybe thats when it needs to be called an Ohana dwelling unit? Could be that its just semantics.
BTW, I would be asking the zoning dept these questions but would prefer to hear the wisdom of the forum before putting myself on their radar. thanks again!
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A Ohana Dwelling unit (guest house) is allowed on R zoning of lots greater than 10,000 sf. I have one. Not allowed on AG zoning.
That is the dilemma for Puna. Thousands of AG lots larger than 10,000 sf all zoned AG. Hilo has thousands of R zoned lots.
Assume the best and ask questions.
Punaweb moderator
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That particular plan would be unbearably hot in most of Puna because it does not allow for capturing our trade wind airflow, which is the most affordable Puna cooling system (virtually free). Second story spaces need large windows that line up to let the trade winds flow through and cool the living space, also really deep eaves to protect windows and sidewalls from rain, and covered lanais to provide both shaded and dry extended outside living space. The tropics are a whole other set of needs when building, drive around Hilo and look at how the old kama'aina houses are designed, they have 3 ft. eaves, big covered porches and windows and doors that line up with the trade winds, good design for the local environment.
Carol
Carol
Every time you feel yourself getting pulled into other people's nonsense, repeat these words: Not my circus, not my monkeys.
Polish Proverb
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Unfortunately Carol, your tropical designs factors are exactly the opposite of what you want for hurricane resistance and may affect insurance rates.
Pua`a
S. FL
Big Islander to be.
Pua`a
S. FL
Big Islander to be.
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We ended up building a carriage house . The original ideal was just like yours
Keep it small. But by the time the drafts person followed all our request
Well it's a bit bigger them the original plan but we're
happy! One thing I wanted was the two car garage enclose
only one bay leaving the other carport open 3 sides this is perfect for
bbq's -----eating and just hanging out in. It can rain and rain but I can
stay warm and dry.
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Just to follow up, I spoke with a very helpful person in planning who said that yes, its do-able (permitable) that the garage and guest house (ohana? whatever) can be in the same accesory building. The constraints are to keep the footprint less than 500 sq. ft. (to comply with its future designation) and the height (a bit harder to do) under 20 feet which is the maximum ht for an accesory building. Now I'm re thinking the idea since I have an acre to play with I don't need to concentrate both together, I still think its a nice option.
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Carol, the plan would be ok in the Kau area, I agree for Puna it wouldn't be practical. Happy Thanksgiving!
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The easiest thing to do? Hire a good, local, experienced draftsman and explain what you want to do. Ask for ways to get as close to what you want to do as possible, legally.
I think the answer will be something like this: Any structure in addition to a residence on a property that doesn't allow for multiple residences has to be permitted as something else. Above a garage, I'd think, 'workshop'. Then you can have a sink. You can have a full bathroom. You can have multiple rooms. Just no Double sink, fridge or stove installed at time of inspection.
A detached bedroom may also work, that allows for a full bath as well. Somewhere on here earlier I saw someone say foundations had to be tied together to consider structures as one unit. I'm fairly certain that is innaccurate. If they are connected by covered walkways it can be considered one unit as well.
Bottom line, if you want a guarantee on your permits, hire someone to guide you through the pitfalls. If you have doubts on their guidance, ask specific points in a place like this. Even draftsmen and architects can be off base in their understandings of codes sometimes, but that's the most logical place to start. Best of luck. Wonder of OP is Pau with her house yet?
Melissa Fletcher
___________________________
"Make yurts, not war" Bill Coperthwaite, 1973
Melissa Fletcher
___________________________
"Make yurts, not war" Bill Coperthwaite, 1973
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